Phoenix City Council move forward with controversial “middle housing” law

By Marcus Reichley, ASU Walter Cronkite School of Journalism

The Phoenix City Council has adopted a set of “middle housing” regulations, finalizing a months-long transition required under House Bill 2721 and setting the stage for major zoning changes in the city.

The unanimous vote came after residents from the city’s historic districts urged the council to delay or reject the ordinance. Many worried that neighborhoods such as Willo and Encanto-Palmcroft lack protections against zoning changes that could alter their character. Despite the opposition, city officials voted Nov. 19 to move forward ahead of the state’s Jan. 1, 2026, deadline.

If the city had not acted, middle housing would have automatically been permitted “without any limitations” on all single-family lots, a scenario previously described by city planners and preservationists as a worst-case outcome.

Under the new regulations, Phoenix must now allow up to four dwelling units per single-family lot within roughly one mile of the Downtown Code Boundary. The law also requires that at least 20% of all new subdivisions of 10 contiguous acres or more comply with the regulations. The goal is to address the state’s housing shortage by encouraging the construction of duplexes, triplexes, fourplexes, bungalows and other forms of “middle housing.”

For residents who spent months raising concerns about the law’s impact on historic neighborhoods, the ordinance represents a result they had hoped to avoid. Community groups from areas like Willo lobbied for exemptions for historic districts, but the city text contains none.

In recent weeks, some Arizona lawmakers signaled support for exploring amendments to protect historic neighborhoods. Rep. Aaron Márquez, representing parts of central Phoenix, introduced a bill earlier this year that would have carved out designated historic districts from the state law. The measure, however, never received a hearing, and no revisions have been adopted.

While the city ordinance is now in effect, its long-term impact remains uncertain. Phoenix will continue developing design standards and zoning details over the next year, and preservation groups say they plan to remain engaged in the implementation process.

“We oppose this bill and are seeking support from neighbors and legislators to exempt historic districts,” Save Historic Arizona, a prominent preservation advocacy group, said in a public statement.

The city has fulfilled its obligation under HB 2721, but for residents of historic neighborhoods, the debate over balancing state housing goals with preservation efforts is far from over.